11 Finished Attic Design Ideas – Some Lofty Ideas

 

Some Finished Attic Ideas and How to Get There:

Are you hunting for some unused space in your home and you are on a tight budget? Well the answer might be hanging right over your head. Following a brief description regarding attics you will discover 11 finished attic design ideas. This is not usually the case but in some older homes that have a stair ascending to that underused storage area may allow for a quick loft conversion affording you a great sitting area, retreat from the kids or maybe even a little guest suite. Sounds like a simple solution but let’s think it through… is the existing stair you have accessible directly from the hallway or is tucked in a corner of an existing bedroom? If it is directly off the hallway you have hit the jackpot! Whoa, not so fast you will need to take a careful look at the structure above, as well as the head room clearances. Typically, you have structure that will impact headroom either collar ties or the rafters themselves. There are structural solutions to increase ceiling height or you can even opt to create additional space by incorporating dormers into the attic.

Structure

Of course headroom is not the only concerns you will have. There are multiple issues to consider when taking on such a project and an architect is the person you should speak with to determine what needs to be done to make a safe space. Most likely the ceiling over your second floor, which also happen to be the attic floor structure most likely inadequate to support a room so this structure will require reinforcement. In doing so you may end up increasing the floor to floor height which in turn will impact the existing stair.

Natural Light

How about some natural light and ventilation? As per the International Residential Code Section R303 a habitable room shall be provided with a glazing area of not less minimum of 8% of the floor area of any given room as well as natural ventilation. Well if we design those dormers previously mentioned that would be a great place to install some new windows.

Stairs

Many homes do not have the luxury of a full stair up to the attic, since when new homes are constructed they only require attic access which in some cases can be just be an opening in the ceiling with a minimum opening of 22 inches by 30 inches. In these instances, you will need to sacrifice space on the floor below to create a new stair. This access may not even be in ideal location to create your stair. An architect will lay out your floor plan and show you the ideal location for a new stair based on the way you use your home.

Insulation

Most likely your existing insulation may have been installed in the attic floor so that will need to be removed and new insulation installed in ceiling.

Some Lofty Ideas…

The Bedroom

The Playroom

The Office

The Reading Area

The Library

The She Room

The Man Cave

The Music Room

The Media Room

The Exercise Space

Art Studio

Here is an example of a finished attic design and how it’s executed by master builder Matt Risinger: https://youtu.be/n6Z8E0I-q2Y

 

Cheap Architect… Is This Your Search Entry?

Cheap Architect… The Google Search?

When you start thinking about expanding or altering your home what is one of the first things you are going to Google search? I hope you will be searching for an architect, but what will you put in the search bar? Will it be architect nearby, residential architect, great architect, I need an architect, best architect or will you type in cheap architect? Cheap architect, what does that even mean? Perhaps the correct term would be economical architect. If you do not want to sacrifice quality, but you are looking to save some money, there are options out there.

The Easy Way Out

Some people will go right to HomeAdvisor, Thumbtack, Porch, Architects-Today, Improvenet and the list goes on and on. These potential clients seem to be looking for the path of least resistance to get a bunch of quotes (many sites sending you 4 professionals) without any work on their end. When the reality is that you are just getting random architects calling you desperate for work and perhaps their quality is not that great. When the lead comes through to the architect he/she is required to pay for it so they are most likely going to contact you. I’m not sure I understand the incentive because it would be my impression if you are reaching out solely for quotes you must be looking for a good deal or possibly a cheap architect.

The Ideal Way

I think a better approach might be to actually go on Google and search residential architects nearby and start looking at architects’ profiles, reviews, what kind of work they do. In other words do they sound like someone you are looking for. Google is not the only way to search you can go on the popular site Houzz and also do a search. Houzz also is a great resource for photos and reviews. Once you have read some profiles give the architects a call and discuss your project and if they are able to help you in an economical manner.

The Difference

Some architects have extremely high fees because they will cater to a client’s every need, which includes going to a tile store with them and helping with a kitchen design. Their construction documents, for instance, consist of an incredible amount of details down to the trim around a doorway to the hinges on the door to your closet. When they are done designing your home they will help you pick out a general contractor and then come to your project every week during construction and be your advocate. So justifiably those fees get pretty high some as much as 18% the construction cost. Do you need all of that attention to get yourself an addition to your home? Of course not.

I don’t think there is anything wrong with that approach. However, I know many people do not want that much. They do not want to spend that much money. So are they looking for a cheap architect? I hope not, because when I hear that term “cheap” I think of inferior quality or worth. It also sounds like a service lacking any redeeming qualities. I think they are looking for an economical architect. An architect who cares about his work and also is sensitive to his client’s needs and budget.

Is It Luxury?

People consider an architect a luxury item but it does not have to be that way. I worked in several design firms and took the lead role in those firms as a designer. These firms benefited from wealthy clients. This allows me to take that past knowledge and incorporate it into my current work but on a scaled down version. I always provide my clients with a high quality product, but you can be sure it will not contain a coat hook detail. My clients understand this and are happy to create these little details on their own.

If a client is creating an addition with a new kitchen I send them to a kitchen design store. After all a kitchen is such a specialized space why not go to someone who has their pulse on the most current trends. Above all an architect charging you the larger fees is taking care of this for you as well as all of the finishes. I prefer to have my clients create their own palette of finishes, either on their own or with an interior designer. Being a sole practitioner I only have so many hours in my day. Keeping each client happy is a juggling act. This is why I have this business model.

Put In The Work

In addition, a homeowner is also going to save money by supervising their own project. They will work closely with their general contractor. Of course this is not for everyone but this happen to be my business model. My clients are always able to call and ask a question. If something arises that needs my attention during construction, I am available. This service is handled on an hourly basis. So instead of an architect coming out weekly, writing up a report, noting things the contractor needs to do and charging for this service a homeowner can forego this service.

The Conclusion

I have had my practice for over 25 years. My record has proven that you can get a quality product at an economical fee. However, you are going to need to be involved. In other words less work for the architect and more work for the homeowner. Therefore, I do believe you get what you pay for, which you can read about in an old blog.

What Are the Five Types of Projects Residential Architects Work On?

Residential architects work on house designs for clients. But in reality, we break these projects down into subsets to conform with the New Jersey building codes. The most desirable project is a new one or two family residential structure. Townhouses also fall into this category. These projects conform to local ordinances, such as zoning, as well as the 2015 International Residential Code New Jersey Edition. This is for architects doing work in New Jersey which is where I perform all of my service. I have to believe every architect would love to start from scratch. Creating a new house design for a client is ideal. Alas, this is not always the project that comes along.

The other project types are as follows; renovations, alterations, reconstruction and additions. Let’s define these four categories!  The following definitions are provided by residential architects’ bible: New Jersey Division of Codes and Standards in their Rehabilitation Subcode:

Renovation:

This category is for work that is generally restorative in nature such as the replacement of interior finish, trim, doors, or equipment, but renovation involves the use of different materials. There is no reconfiguration of space. The regulations (NJAC 5:23-6.3) define renovation as “the removal and replacement or covering of existing interior or exterior finish, trim, doors, windows or other materials with new materials that serve the same purpose and do not change the configuration of space. Renovation shall include the replacement of equipment or fixtures.” In general, the materials used and the methods of installation must conform to the requirements found in the materials and methods section (NJAC 5:23-6). When an architect takes on a renovation work there are two Sets of Requirements that he/she must apply: products and practices and materials and methods.

Alteration:

This category of work involves a change in the layout of interior space while other portions of the space remain without rearrangement. Alteration: “the rearrangement of any space by the construction of walls or partitions, the addition or elimination of any door or window, the extension or rearrangement of any system, the installation of any additional equipment or fixtures, and any work which affects a primary structural component.”

There is a short list of materials that may not be used, as well as products or practices which must be used when alteration work is undertaken. The materials and methods requirements also apply to alteration work. To address the possibility that the reconfiguration of space could create a safety hazard, there are some additional requirements for alteration work, which specify that the work undertaken cannot create a nonconformity with the basic requirements that did not exist before the alteration began.

This is a key issue to understand. In an alteration, the portion of the building that we work on does not need to be brought up to the standard established in the basic requirements. The basic requirements are used as a measuring stick. When you do work you can not make it less conforming. The new work will match the basic requirements that exist.

So, there are three Sets of Requirements that apply to an alteration project. These are products and practices, materials and methods, and basic requirements.

Reconstruction:

This category involves extensive work to the interior of a building, floor, or tenant space. We commonly refer to this as a “gut rehab”. Reconstruction: “any project where the extent and nature of the work is such that the work area cannot be occupied while the work is in progress and where a new certificate of occupancy is required before the work area can be reoccupied.” Reconstruction includes repair, renovation, alteration in any combination. Reconstruction does not include projects comprised only of floor finish replacement, painting or wall-papering, or the replacement of equipment or furnishings. Asbestos hazard abatement and lead hazard abatement projects are not classified as reconstruction. Occupancy of such a work area is not permitted.

A reconstruction project has a delineated work area. A reconstruction project involves an entire use, primary function space, or tenancy; projects that do not involve an entire use, primary function space, or tenancy are not reconstruction projects.

Work Area:

Where the work area is an entire use, primary function space, or tenancy, a project becomes reconstruction when two conditions are met: 1) the area where the project is taking place cannot be occupied while the work is in progress; and 2) when a new certificate of occupancy is required before the area can be reoccupied.

Repair, renovation, and alteration work that make up a reconstruction project must comply with the requirements for the applicable category of work. The entire area must comply with basic requirements. Certain reconstruction projects must also meet the supplemental requirements. These apply only when the work area for a reconstruction project exceeds a specific size. Each supplemental requirement has its own threshold of applicability.

A reconstruction project includes three of the Sets of Requirements, products and practices, materials and methods, and basic requirements. It may also include a fourth set of requirements, supplemental requirements, depending on the size of the reconstruction project, and it could include new building elements, depending on the scope of work.

Additions:

Additions comply with the provisions of the technical subcodes for new construction of the Uniform Construction Code. Work in the existing building which relates to the addition shall comply with the requirements for repair, renovation, alteration, and reconstruction, as applicable, where such work is undertaken.

There are also some requirements that apply to additions. The addition cannot extend the height or area of the building beyond the limits established by the rehab subcode.

There are times when a client comes to an Architect and requests that the basement remain. Sometimes the request is one wall of their house remain to take advantage of using the Rehabilitation Code. However, this becomes a gray area. The reality is that building on an existing foundation does not qualify as an addition or reconstruction.

Take Caution!

Caution, the foundation must be sound and is able to support any new imposed loads. Shall residential architects define this house as new construction? Structures partly removed to get around conforming to the IRC will be at the discretion of the local building department. They may consider the project new construction. Recently I worked on a project where the home had a fire. Half of the house was destroyed. Zoning decided this was new construction. The general contractor jumps though hoops to complete the project. However the building department takes a different stance! We see the project as reconstruction/addition/alteration. This project falls under the categories above. Our review will be in conformance with the Rehabilitation Code. So you just never know!

Aric Gitomer Architect LLC specializes in residential construction in all five types mentioned above and we have been creating solutions and following the codes for over thirty years.

 

What Everyone Should Know about Home Renovation (but afraid to ask?)

So you have decided your current living space is not allowing you to entertain as you would like or your family has grown and your home is becoming too small. What are your choices? You could start looking for a larger house, but you say to yourselves we like where we live. We like our neighbors, we like the school our children attend and the park down the street is where we have met all of our close friends. Therefore your only real option is to alter your home or put on an addition. So many clients know exactly what they need but to accomplish it is another story.

I visit many potential clients who initially went to a general contractor thinking I’ll go right to the builder and get this job done. What happens? The builder tells the homeowner drawings prepared by an architect will be required before he/she can even think about what you want and what it will cost! So what’s a homeowner to do… call an architect! You typically want to go to a residential architect who specializes in alterations and additions. These projects have their own unique problems and in order to solve these problems the architect will walk you through the process and get you that end result you are looking for. Many clients think they have it all figured out and then the architect comes along and offers a completely different solution that you may have not even considered. A typical scenario is a homeowner requesting an addition off to the side not anticipating all the disruption it may cause and the reconfiguration of rooms. An architect has a keen sense of spatial relationships and how to create appropriate adjacencies of rooms. The architect will ask key questions making you think harder about what you want to accomplish and how to reach that goal. He/she may point out things that you had not considered initially that would create minimal impact and make your home so much more livable!

Are you on a budget? Have you considered just creating more living space in your basement? Or how about grabbing some space out of your attic or over the garage? Should you go up or go out? Your architect will help you decide what makes the most sense.

Before you call the architect make a list of what works in your home and what does not. Create a wish list of major haves, and minor haves and make sure your significant other is on the same page in regard to what you want to achieve.

Every home and homeowner is unique; there is no typical way to do anything. If you can dream it then most likely it can be done! Communication is the most important ingredient in the process of home renovations. A good architect is going to listen to you and give input based on what you presented as your concerns and hopes. All architects are not like you see in the movies who are only concerned about their own ego and what they think is right. After all who is going to live in this house? The architect is a professional that is there for you to accomplish a home that will suit your individual needs.

When seeking out an architect to help with your next project look online at their work and what past clients have said about them. Reviews can give you insight as to how the architect works or if they are good listeners. If an architect’s website is just showing you mansions, upscale homes or commercial work and you are thinking of just opening up a couple of rooms and building a small addition that architect may not be an appropriate fit for your project.

Interested in creating an idea book to get your project started? Many clients create a file folder with images they print out from the internet or drive by homes and see elements they like and take a quick photo with their phone. Another great resource is Houzz.com where there are countless images that you can download to your own personal library at no cost. You can search anything and thousands of images will come up. And if your architect is on Houzz you can share that image library directly with them.

As you go through the process with your architect you may want to get a contractor on board after the scope of the project has been vetted to make sure you are not biting off more than you can chew. If you find you are way over budget this would be an ideal time to scale back the project. Once an architect starts creating construction documents any little change can snowball into hours of revisions to the drawings, especially if a new structural analysis is required.

When you are provided with drawings make sure you understand them. If you have questions do not hesitate to ask. The architect is there for you and he/she want a happy client in the end! Are you unsure of how big a space is? Compare it to an existing space in your home. You will have a set of existing drawings most likely drawn to the same scale as the schematics so you will be able to trace rooms or hold up two drawing and compare sizes to give you an idea of what works and what does not.

Some items to think about if you are creating an addition… will the siding match? Most likely not, so are you going to take on the expense of residing your home? Same issue applies to the roofing and while you are at it are the windows in your addition going to look funny next to your existing windows? Unexpected costs are the nature of renovation. The main reason is because you are never 100% sure of what is behind your existing walls. An architect can make a very good assumption but until thing are opened up or footings in your basement are explored… it’s like a box of chocolates; you never know what you’re going to get!

Ultimately it is a stressful task but in the end you will be in a house that will fulfill your needs and give you enjoyment for years to come.